Side-by-side comparison of mortgage costs, property taxes, closing costs, and homeowners insurance between Tennessee and Washington. Updated for 2026.
Tennessee wins 4 of 6 cost categories, making it the more affordable state for homebuyers overall. With a median home price of $340K and lower overall costs, Tennessee offers meaningful savings compared to Washington. Both states offer first-time buyer programs — explore the state pages for full details.
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI.
Buying in Tennessee saves you approximately $1,704/month ($20,448/year) compared to Washington, based on median home prices with identical loan terms.
Tennessee offers meaningfully lower home prices than Washington, with median prices running 41% less ($240K difference). This gap translates to both a smaller loan and lower monthly payments. First-time buyers priced out of Washington may find Tennessee far more accessible, particularly when combined with local down payment assistance programs.
Tennessee has a moderate property tax advantage at 0.56% versus Washington's 0.98%. While the rate gap of 0.42% may seem small, it translates to an annual difference of approximately $3,780 when applied to each state's median home price. Over a typical homeownership period of 7-10 years, that adds up to $30K in savings.
Insurance costs favor Washington at $1,600/year versus $2,400/year in Tennessee, a difference of $800 annually. While not the largest cost factor, this adds up to over $8K over a decade of homeownership. Shop multiple carriers in either state — actual premiums depend on your specific property, coverage level, and claims history.
Closing costs are a one-time but significant expense. Washington averages $8K in closing costs (1.4% of purchase price) while Tennessee averages $5K (1.5%). Much of Washington's higher costs come from its 1.78% transfer tax, which adds $10K to the median home purchase. Budget for these upfront costs — they affect how much cash you need on hand at closing.
Both states offer down payment assistance for first-time buyers. Tennessee's THDA Great Choice Home Loan provides Up to $25,000 DPA, while Washington's WSHFC Home Advantage offers Up to $10,000 DPA. These programs can significantly reduce your upfront costs and make homeownership accessible even if you haven't saved a full 20% down payment. Check eligibility requirements on each state's housing finance agency website — income limits and purchase price caps apply.
The bottom line: Tennessee homes cost $240K less than Washington on average. That translates to roughly $1,704 less per month in total housing costs if you choose Tennessee. For most buyers, this price gap is the single biggest factor — it affects your loan size, monthly payment, and how quickly you build equity.